How have HDB prices in Compassvale changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Compassvale changed by +4.6% a year, from $518 to $802.

Does remaining lease affect HDB prices in Compassvale?

In Compassvale, 4-room flats with 90-99 years of lease remaining resell at $774 per square foot against $692 for those with 70-79 years, a difference of +12%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Compassvale

$1,760median private resale per ft², 59 caveats (12 months)

Medium confidence95% CI $1,660–$1,840 per ft²n = 59 caveats

The median private resale price in Compassvale (Sengkang, North-East Region) is S$1,760 per square foot (S$18,900 per square metre), from 59 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.6% a year in cash terms, or +2.6% a year after inflation. HDB resale here runs S$806 per square foot from 152 resales, at a median 4-room price of S$795,000: a separate register, never combined with the private figures.

Private prices in Compassvale

Median price per ft²

$806

n = 152 resales

Median resale price

$815,000

median flat 990 ft²

Median lease remaining

83 yrs

of a 99-year lease

8 of 152 resales here crossed $1,000,000 in the last 12 months (5.3%).

How prices are spread in Compassvale

p20 $731
p80 $859
95% CI $783–$821

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
4-roommedian $795,000 · 990 ft²	$808/ft²	n = 117
5-roommedian $979,000 · 1,211 ft²	$805/ft²	n = 32

Price by remaining lease, 4-room

Compassvale, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
70-79 yearsmedian $670,000	$692/ft²	n = 17
80-89 yearsmedian $765,000	$779/ft²	n = 351
90-99 yearsmedian $766,500	$774/ft²	n = 48

Across these bands the rate falls 11% from $774/ft² at 90-99 years to $692 at 70-79, on 4-room flats in Compassvale.

Price by floor, 4-room

Compassvale, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$759/ft²	n = 13
Floors 4 to 6	$762/ft²	n = 15
Floors 7 to 9	$831/ft²	n = 44
Floors 10 to 12	$850/ft²	n = 22
Floors 13 to 15	$853/ft²	n = 17

Buyers: Where does a price sit?

Ranked against 152 resales in Compassvale (12 months).

Resale price

Floor area in ft²

S$815,000 for 1,012 ft² is around the 49th percentile of the 152 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$806 per square foot, over 152 resales (12 months).

A market figure for that size in Compassvale, not a valuation of your flat.

Floor area in ft²

S$815,000

middle 60% of resales: S$740,000 to S$869,000 for that size · 152 resales, 12 months

Resales (last 12 months)

152 sales

Resales in Compassvale, last 12 months
	Address
Aug 2026	274b Compassvale Bow	S$1,040,000	5-room	90 yrs	$855
Aug 2026	274a Compassvale Bow	S$995,000	5-room	90 yrs	$818
Aug 2026	275c Compassvale Link	S$860,000	4-room	82 yrs	$888
Aug 2026	273d Compassvale Link	S$850,000	4-room	82 yrs	$877
Aug 2026	273d Compassvale Link	S$843,000	4-room	82 yrs	$871
Aug 2026	273a Compassvale Link	S$830,000	4-room	82 yrs	$857
Aug 2026	280a Sengkang East Ave	S$828,000	4-room	88 yrs	$836
Aug 2026	273b Compassvale Link	S$820,000	4-room	82 yrs	$846
Aug 2026	273a Compassvale Link	S$815,000	4-room	82 yrs	$842
Aug 2026	271c Sengkang Ctrl	S$810,000	4-room	83 yrs	$809
Aug 2026	271a Sengkang Ctrl	S$795,000	4-room	83 yrs	$794
Aug 2026	264e Compassvale Bow	S$758,888	4-room	81 yrs	$766
Aug 2026	272a Sengkang Ctrl	S$745,000	4-room	82 yrs	$769
Aug 2026	264c Compassvale Bow	S$740,000	4-room	81 yrs	$747
Aug 2026	265c Compassvale Link	S$718,000	4-room	81 yrs	$725
Aug 2026	268d Compassvale Link	S$668,888	4-room	79 yrs	$690
Jul 2026	278b Compassvale Bow	S$1,020,000	5-room	90 yrs	$839
Jul 2026	278b Compassvale Bow	S$998,888	5-room	90 yrs	$821
Jul 2026	272d Sengkang Ctrl	S$835,000	4-room	83 yrs	$862
Jul 2026	275b Compassvale Link	S$835,000	4-room	82 yrs	$862

Median price per ft²

$1,760

95% CI $1,660–$1,840 · n = 59 strata caveats (12 months)

Median price

$1,750,000

n = 59 resale caveats (12 months)

How private prices are spread in Compassvale

p20 $1,560
p80 $1,900
95% CI $1,660–$1,840

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Condominiummedian $1,750,000	$1,760/ft²	n = 59
Executive Condominiummedian $1,780,000	$1,710/ft²	n = 35

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,750,000	$1,760/ft²	n = 59
Sub Salemedian $1,578,888	$2,070/ft²	n = 41

Buyers: Where does a price sit?

Placed on the published percentiles for 59 caveats in Compassvale (12 months).

Price

Floor area in ft²

S$1,750,000 for 997 ft² is around the 49th percentile of the 59 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,760 per square foot, over 59 caveats (12 months).

A market figure for that size in Compassvale, not a valuation of your flat.

Floor area in ft²

S$1,750,000

middle 60% of caveats: S$1,560,000 to S$1,890,000 for that size · 59 caveats, 12 months

Private sales by project in Compassvale

4 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Compassvale, last 12 months
	Tenure				New sale S$/ft²
Jewel @ BuangkokCompassvale Bow	99 yrs lease commencing from 2012	40	$1,616,500	$1,840	no launch
Esparina ResidencesCompassvale Bow	99 yrs lease commencing from 2010	35	$1,780,000	$1,710	no launch
The QuartzCompassvale Bow	99 yrs lease commencing from 2005	19	$1,810,000	$1,540	no launch
Sengkang Grand ResidencesCompassvale Bow	99 yrs lease commencing from 2018	41	n/a	priced on land	no launch

Public (HDB) rents in Compassvale

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

5.3%

on 83 years of lease remaining

Median rent, 4-room

$3,500/mo

from 165 approved rentals (12 months)

Median resale price, 4-room

$795,000

from 117 resales (12 months)

Rent by flat type

Approved HDB rentals in Compassvale over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
4-room	$3,500/mo	5.3%
5-room	$3,500/mo	too few rentals

Private rents in Compassvale

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$3,600/mo

middle 50% $3,100–$4,300 · all sizes, 336 contracts (12 months)

Median resale price

$1,750,000

all sizes, 59 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Compassvale over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$3,000/mo	too few resales
60–70 m²	$3,500/mo	too few resales
70–80 m²	$3,800/mo	too few resales
80–90 m²	$4,400/mo	too few lettings and too few resales
90–100 m²	$4,400/mo	too few resales
100–110 m²	$4,500/mo	too few lettings and too few resales
110–120 m²	$4,550/mo	too few lettings and too few resales
120–130 m²	$5,000/mo	too few lettings and too few resales
130–140 m²	$6,300/mo	too few lettings and too few resales
150–160 m²	$6,150/mo	too few lettings and too few resales

313 of 336 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Compassvale over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,000/mo	n = 105
2 bedrooms	$3,600/mo	n = 126
3 bedrooms	$4,600/mo	n = 60

291 of 336 contracts are in the rows above. 39 carry no bedroom count and 6 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "Property prices in Compassvale", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/compassvale. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/neighbourhood/compassvale">Property prices in Compassvale - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/compassvale.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Compassvale

Median price per ft²The middle resale price per square foot of 152 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in CompassvaleEvery resale in Compassvale over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 152 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Compassvale, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Compassvale

Median price per ft²

Median price

How private prices are spread in CompassvaleEvery private resale caveat in Compassvale over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in Compassvale, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Compassvale

Public (HDB) rents in CompassvaleHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in CompassvaleURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Compassvale

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Compassvale

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in Compassvale

Private rents in Compassvale

Rent by unit size

Rent by bedrooms

Nearby areas